Traded real estate estimation system, traded real estate estimation method, and program

Abstract

To provide a transaction real estate estimation system, a transaction real estate estimation method and a program for estimating which real estate transaction price data managed by a real estate information library indicates the transaction price of which real estate.SOLUTION: A transaction real estate data acquisition part 30 acquires transaction real estate data including transaction price data showing a transaction price, location data showing a location character string common to a plurality of real estates, and transaction period data showing a transaction period. The registered real estate estimation unit 34 is related to the registration application of the divided building, and estimates the divided building which is the target of the registration application indicated by the registration application information in which the character string including the location character string indicated by the location data is indicated as the character string of the location, the purpose of the registration is the ownership transfer trade, and the reception date is within the search period determined based on the transaction time data, as the divided building whose transaction price is indicated in the transaction real estate data.SELECTED DRAWING: Figure 1

Description

[Technical Field]

[0001] The present invention relates to a real estate transaction estimation system, a real estate transaction estimation method, and a program. [Background technology]

[0002] Data showing real estate transaction prices (transaction prices, closing prices) (hereinafter referred to as real estate transaction price data) can be obtained through the Ministry of Land, Infrastructure, Transport and Tourism's Real Estate Information Library (https: / / www.reinfolib.mlit.go.jp).

[0003] Furthermore, Patent Document 1 describes a system that acquires and manages registration application information that corresponds to the contents of a real estate registration receipt book managed by the Legal Affairs Bureau. [Prior art documents] [Patent documents]

[0004] [Patent Document 1] Japanese Patent Application Publication No. 2018-112781 Summary of the Invention [Problem to be solved by the invention]

[0005] In the above-mentioned real estate transaction price data, only a character string indicating part of the location of the real estate involved in the transaction (up to the district name (oaza name) following the city / ward / town / village name) is managed. Therefore, it is not possible to determine which real estate the transaction price shown in the real estate transaction price data refers to from the real estate transaction price data alone.

[0006] The present invention has been made in consideration of the above-mentioned situation, and one of its purposes is to provide a real estate transaction estimation system, a real estate transaction estimation method, and a program that can estimate which real estate transaction price data managed in a real estate information library indicates. [Means for solving the problem]

[0007] (1) The real estate transaction estimation system of the present invention includes a registration application information storage means for storing a plurality of registration application information; a real estate transaction data acquisition means for acquiring real estate transaction data associated with a transacted condominium, the real estate transaction data including transaction price data indicating the transaction price of the condominium, location data indicating a location string common to a plurality of real estate including the condominium, and transaction time data indicating the transaction time of the condominium; a search period determination means for determining a search period based on the transaction time data in accordance with given criteria, the search period being a period including the transaction time indicated by the transaction time data; and an estimation means for estimating that a condominium that is the subject of a registration application indicated by registration application information extracted from the plurality of registration application information, which relates to a condominium registration application, in which a string including the location string indicated by the location data is indicated as a location string, the registration purpose is a sale and purchase of ownership transfer, and the acceptance date is within the search period, is the condominium whose transaction price is indicated in the real estate transaction data.

[0008] (2) The transaction real estate data may include condominium attribute data indicating the attributes of the condominium associated with the transaction real estate data, and may further include a condominium attribute identification means for identifying the attributes of the condominium identified by the house number indicated in the registration application information, and the estimation means may estimate the condominium whose transaction price is indicated in the transaction real estate data based further on the relationship between the identified attributes of the condominium and the attributes of the condominium indicated by the condominium attribute data.

[0009] (3) The real estate transaction estimation system described in (2) above may be such that the condominium attribute data included in the real estate transaction data includes construction year data indicating the construction year of the condominium associated with the real estate transaction data, the condominium attribute identification means identifies the construction date of the condominium identified by the house number based on the house number indicated in the registration application information, and the estimation means estimates the condominium whose transaction price is indicated in the real estate transaction data based further on the relationship between the identified construction date and the construction year indicated by the construction year data included in the real estate transaction data.

[0010] (4) The condominium attribute identification means may be a real estate transaction estimation system as described in (3) above, which identifies the date of receipt of registration application information indicating the title registration of a condominium identified by the house number indicated in the registration application information as the construction date of the condominium.

[0011] (5) The condominium attribute identification means may be a real estate transaction estimation system as described in (3) above, which identifies the date of new construction indicated in the registration information of the condominium identified by the house number indicated in the registration application information as the construction period of the condominium.

[0012] (6) The condominium attribute identification means may be a real estate transaction estimation system described in (2) above, which identifies the attributes of the condominium based on the registration information of the condominium identified by the house number indicated in the registration application information.

[0013] (7) The transaction real estate data may include land use plan data indicating the land use plan for the land on which the condominium building corresponding to the transaction real estate data is built, and the system may further include a land use plan identification means for identifying the land use plan for the land on which the condominium building that is the subject of the registration application indicated by the registration application information is built, and the estimation means may estimate the condominium building whose transaction price is indicated in the transaction real estate data based further on the relationship between the identified land use plan and the land use plan indicated by the land use plan data.

[0014] (8) The transaction real estate data may include nearest station data indicating the nearest station to the condominium building associated with the transaction real estate data, and may further include a nearest station identification means for identifying the nearest station to the condominium building that is the subject of the registration application information indicated by the registration application information, and the estimation means may estimate the condominium building whose transaction price is indicated in the transaction real estate data based further on the relationship between the identified nearest station and the nearest station indicated by the nearest station data, in a transaction real estate estimation system described in any of (1) to (7) above.

[0015] (9) The method for estimating real estate transactions of the present invention includes the steps of: a real estate transaction data acquisition means acquiring real estate transaction data associated with a transacted condominium, the real estate transaction data including transaction price data indicating the transaction price of the condominium, location data indicating a location string common to multiple properties including the condominium, and transaction time data indicating the transaction time of the condominium; a search period determination means determining a search period based on the transaction time data in accordance with given criteria, the search period being a period including the transaction time indicated by the transaction time data; and an estimation means estimating that a condominium that is the subject of a registration application indicated by registration application information extracted from multiple registration application information, which relates to a condominium registration application, in which a string including the location string indicated by the location data is indicated as a location string, the registration purpose is a sale and purchase of ownership transfer, and the acceptance date is within the search period, is the condominium whose transaction price is indicated in the real estate transaction data.

[0016] (10) The program of the present invention causes a computer to execute the following steps: acquiring transaction real estate data associated with a transacted condominium, the transaction real estate data including transaction price data indicating the transaction price of the condominium, location data indicating a location string common to multiple real estate including the condominium, and transaction time data indicating the transaction time of the condominium; determining a search period based on the transaction time data in accordance with given criteria, the search period being a period including the transaction time indicated by the transaction time data; and estimating that a condominium that is the subject of a registration application indicated by registration application information extracted from multiple registration application information, which relates to a condominium registration application, has a location string indicated as a string including the location string indicated by the location data, has a registration purpose of ownership transfer sale, and has an acceptance date within the search period, is the condominium whose transaction price is indicated in the transaction real estate data. [Brief explanation of the drawings]

[0017] [Figure 1] FIG. 2 is a functional block diagram showing an example of functions implemented in a real estate transaction estimation system according to one embodiment of the present invention. [Figure 2] FIG. 10 is a diagram showing an example of registration application information data. [Figure 3] FIG. 10 is a diagram illustrating an example of registration information data. [Figure 4] FIG. 10 is a diagram showing an example of real estate transaction data. [Figure 5] FIG. 2 is a flow chart showing an example of the flow of processing performed in the real estate transaction estimation system according to one embodiment of the present invention. DETAILED DESCRIPTION OF THE INVENTION

[0018] Hereinafter, an embodiment of the present invention will be described in detail with reference to the drawings.

[0019] FIG. 1 is a functional block diagram showing an example of functions implemented in a real estate transaction estimation system 10 according to this embodiment.

[0020] As shown in Figure 1, the real estate transaction estimation system 10 of this embodiment functionally includes, for example, a registration application information storage unit 20, a map data storage unit 22, a registration information storage unit 24, a land use plan data storage unit 26, a real estate transaction data storage unit 28, a real estate transaction data acquisition unit 30, a search period determination unit 32, and a real estate transaction estimation unit 34.

[0021] The transaction real estate estimation system 10 may be configured with a known computer including, for example, a CPU, memory, a communication interface, an input device, and a display. The functional blocks shown in Fig. 1 are realized by executing a transaction real estate estimation program in the transaction real estate estimation system 10, which is a computer. The transaction real estate estimation program may be stored in various computer-readable information storage media such as semiconductor memory and loaded from the media into the transaction real estate estimation system 10. Alternatively, the program may be downloaded to the transaction real estate estimation system 10 via a data communication line such as the Internet.

[0022] In this embodiment, the registration application information storage unit 20 stores, for example, registration application information that can be acquired by accessing a registration application information data providing system, which is a computer system in which registration application information corresponding to the contents of a real estate registration receipt book managed by the Legal Affairs Bureau is registered as data. In this embodiment, for example, it is assumed that the registration application information for registration applications up to the present time in a given target area is stored in the registration application information storage unit 20.

[0023] Fig. 2 is a diagram showing an example of registration application information data (hereinafter referred to as registration application information data) stored in the registration application information storage unit 20. The registration application information data shown in Fig. 2 corresponds to one real estate registration application. The registration application information data according to this embodiment includes reception date data, reception number, property identification data, registration purpose data, and use data.

[0024] The acceptance date data is, for example, data indicating the acceptance date of the registration application associated with the registration application information data. The acceptance number is, for example, a number set according to the acceptance order of the registration applications associated with the registration application information data. The property identification data is, for example, data for identifying real estate that is the subject of the registration application associated with the registration application information data. As shown in Figure 2, the property identification data includes prefecture name data, city / ward / town / village name data, oaza name / town name data, aza name / chome data, and lot number / house number data. The prefecture name data, city / ward / town / village name data, oaza name / town name data, aza name / chome data, and lot number / house number data are data indicating the prefecture name, city / ward / town / village name, oaza name or town name, aza name or chome, and lot number or house number of the real estate that is the subject of the registration application, respectively. A character string obtained by combining the character string of the prefecture name indicated by the prefecture name data, the character string of the city name indicated by the city / ward / town / village name data, the character string of the oaza name or town name indicated by the oaza name / town name data, the character string of the oaza name or chome indicated by the oaza name / chome data, and the character string of the lot number or house number indicated by the lot number / house number data corresponds to the character string of the location of the real estate. The registration purpose data is data indicating the purpose of the registration application associated with the registration application information data. The use data is, for example, data indicating the use (type) of the real estate related to the registration application associated with the registration application information data. If the real estate related to the registration application is land, the value of "land" is set as the use data. Also, if the real estate related to the registration application is a building, the value of "building" is set as the use data. Also, if the real estate related to the registration application is a condominium building, the value of "ward / building" is set as the use data.

[0025] In this embodiment, the map data storage unit 22 stores, for example, map data. The map data includes, for example, place name and lot number data indicating the place name and lot number for each of a plurality of parcels of land (plots), land polygon data indicating the location and shape, and the like. The map data also includes data indicating the type, location, and shape of roads. In this embodiment, for example, it is assumed that map data representing a map of the above-mentioned target area is stored in the map data storage unit 22.

[0026] In this embodiment, the registration information storage unit 24 stores registration information such as all real estate registration details, which can be obtained by accessing a registration information service provided by, for example, the Japan Civil Law Association. The registration information service provides the real estate transaction estimation system 10 with information on all real estate registration details, for example, in a file in PDF format. In this embodiment, the real estate transaction estimation system 10 then performs a text conversion process on the file. In this embodiment, data of the registration information corresponding to the content of the text generated by the text conversion process (hereinafter referred to as registration information data) is stored in the registration information storage unit 24.

[0027] Fig. 3 is a diagram showing an example of registration information data stored in the registration information storage unit 24. Fig. 3 shows an example of registration information data for a condominium. In this embodiment, for example, it is assumed that the latest registration information for all land, buildings, and condominiums within the target area is stored in the registration information storage unit 24.

[0028] As shown in Figure 3, the condominium registration information data includes title data corresponding to the contents of the title section of all real estate registration items corresponding to the registration information data. The title data shown in Figure 3 includes display type data, real estate number data, house number data, and building name data.

[0029] The display type data is data indicating the type of real estate, written in parentheses to the right of the heading section of all real estate registration items. Note that Figure 3 shows the heading section data corresponding to the contents of the heading section regarding the display of the building in the exclusive use area, and the heading section data regarding the display of the entire building, the display of the land that is the subject of the site right, and the display of the site right are omitted. The real estate number data, house number data, and building name data are data indicating the contents of the preparation of the heading section of all real estate registration items, the real estate number, the house number, and the building name, respectively.

[0030] The title data shown in FIG. 3 includes one or more combinations of type data, structure data, floor area data, cause and date (date of registration) data.

[0031] The type data, structure data, floor area data, cause and date [date of registration] data are data that respectively indicate the type, structure, floor area, cause and date [date of registration] written in the title section of all real estate registration items.

[0032] In this embodiment, the land use plan data storage unit 26 stores land use plan data equivalent to the use zoning data downloadable from the National Land Numerical Information Download Site (https: / / nlftp.mlit.go.jp / ksj / gml / datalist / KsjTmplt-A29.html). The land use plan data includes administrative district codes, prefecture names, city / ward / town / village names, use zoning classification codes, land use area names, building coverage ratios, floor area ratios, names of organizations that created the overview maps, and the years the overview maps were created for all use zoning locations across the country. In this embodiment, the latest land use plan data for the target area is stored in the land use plan data storage unit 26.

[0033] In this embodiment, the transaction real estate data storage unit 28 stores transaction real estate data corresponding to information that can be downloaded from the "Search and download real estate price (transaction price, closing price) information" page of the Ministry of Land, Infrastructure, Transport and Tourism's Real Estate Information Library (https: / / www.reinfolib.mlit.go.jp).

[0034] 4 is a diagram showing an example of real estate transaction data stored in the real estate transaction data storage unit 28. The real estate transaction data is data associated with real estate that has been transacted. As shown in FIG. 4, the real estate transaction data includes, for example, type data, location data, nearest station data, transaction price data, condominium attribute data, land use plan data, transaction time data, etc.

[0035] The type data included in the real estate transaction data is data indicating the type of real estate associated with the real estate transaction data. Values ​​of the type data include, for example, residential land (land and building), residential land (land), used condominium, etc., farmland, and forest land. In this embodiment, the value of the type data included in the real estate transaction data is assumed to be used condominium, etc. In other words, the real estate associated with the real estate transaction data is assumed to be a condominium unit such as a used condominium.

[0036] The location data included in the real estate transaction data indicates the location of the real estate associated with the real estate transaction data. The location data also includes, for example, prefecture name data indicating the prefecture name of the real estate, city / ward / town / village name data indicating the city / ward / town / village name of the real estate, and district name data indicating the district name or oaza name of the real estate. Thus, the location data included in the real estate transaction data according to this embodiment only indicates the oaza name or town name. In other words, unlike the property identification data included in the registration application information data, the location data included in the real estate transaction data does not indicate the oaza name, chome, lot number, or house number. Thus, the location data included in the real estate transaction data according to this embodiment indicates a location string common to multiple real estate, including the real estate associated with the real estate transaction data.

[0037] The nearest station data included in the real estate transaction data indicates the nearest station to the real estate associated with the real estate transaction data. The nearest station data includes, for example, nearest station name data and nearest station distance data. The nearest station name data indicates the name of the nearest train station to the real estate. The nearest station distance data indicates the time distance (in minutes) from the location of the real estate to the nearest train station to the real estate (or the surface entrance / exit in the case of an underground station). Note that distances of less than 30 minutes are shown in minutes, and distances of 30 minutes or more are shown as 30 minutes or more but less than 1 hour, 1 hour or more but less than 1 hour 30 minutes, 1 hour 30 minutes or more but less than 2 hours, or 2 hours or more.

[0038] The transaction price data included in the real estate transaction data indicates the transaction price (total transaction amount) of the real estate associated with the real estate transaction data. Note that the value of the transaction price data is the value of the top two digits, with the top three digits rounded off.

[0039] The condominium attribute data included in the real estate transaction data is data indicating the attributes of the condominium unit associated with the real estate transaction data. The condominium attribute data includes, for example, area data indicating the floor area of ​​the condominium unit, construction year data indicating the construction year of the condominium unit, structure data indicating the structure of the condominium unit, and use data indicating the use of the condominium unit.

[0040] The area data values ​​are set in increments of 5 square meters for areas between 10 square meters and 200 square meters, the value to the top two digits with the top three digits rounded up for areas between 200 square meters and 2000 square meters, the value "2000 square meters or more" for areas over 2000 square meters, and "less than 10 square meters" for areas under 10 square meters.

[0041] The value of the structural data is set to, for example, "SRC," "RC," "steel frame," "lightweight steel frame," "block construction," or "wooden construction."

[0042] The values ​​of the use data are set to, for example, "residence," "office," "store," "factory," "warehouse," "workshop," "parking lot," and the like.

[0043] The land use plan data included in the real estate transaction data is data indicating the land use plan for the land on which the condominium associated with the real estate transaction data is built. The land use plan data also includes, for example, urban planning data indicating the zoning of the land, building coverage ratio data indicating the building coverage ratio of the land, and floor area ratio data indicating the floor area ratio of the land. The values ​​of the urban planning data are set as follows: for example, "1 Low Residential Exclusive" corresponding to a Type 1 low-rise residential exclusive area, "2 Low Residential Exclusive" corresponding to a Type 2 low-rise residential exclusive area, "1 Medium Residential Exclusive" corresponding to a Type 1 medium-to-high rise residential exclusive area, "2 Medium Residential Exclusive" corresponding to a Type 2 medium-to-high rise residential exclusive area, "Type 1 Residential" corresponding to a Type 1 residential area, "Type 2 Residential" corresponding to a Type 2 residential area, "Semi-Residential" corresponding to a semi-residential area, "Rural Residential" corresponding to a rural residential area, "Neighborhood Commercial" corresponding to a neighborhood commercial area, "Commercial" corresponding to a commercial area, "Semi-Industrial" corresponding to a semi-industrial area, "Industrial" corresponding to an industrial area, "Industrial Exclusive" corresponding to an industrial exclusive area, "Controlled Area" corresponding to an urbanization control area, "Non-lined" corresponding to an urbanization area and an urban planning area outside of an urbanization control area, "Quasi-urban planning" corresponding to a quasi-urban planning area, or "Outside of urban planning" corresponding to an area outside of an urban planning area. In addition, in the Ministry of Land, Infrastructure, Transport and Tourism's Real Estate Information Library (https: / / www.reinfolib.mlit.go.jp), the above-mentioned land use planning data corresponds to the data shown as "use zone."

[0044] The transaction period data included in the real estate transaction data indicates the transaction period of the real estate associated with the real estate transaction data. The transaction period data indicates January to March as the "first quarter," April to June as the "second quarter," July to September as the "third quarter," and October to December as the "fourth quarter." In other words, the real estate transaction data shown in Figure 4 indicates that the real estate associated with the real estate transaction data was traded between October and December of 2023.

[0045] In this embodiment, the transaction real estate data acquisition unit 30 acquires transaction real estate data associated with the transacted real estate. Here, for example, the transaction real estate data stored in the transaction real estate data storage unit 28 is acquired. Hereinafter, the transaction real estate data acquired in this manner will be referred to as target transaction real estate data.

[0046] In this embodiment, the search period determination unit 32 determines a search period that is a period that includes the transaction period indicated by the transaction period data included in the target real estate transaction data, for example, in accordance with a given criterion. Here, for example, the search period may be determined to be a period from the start of the transaction period indicated by the transaction period data to a predetermined period (e.g., one month) after the end of the transaction period indicated by the transaction period data.

[0047] For example, as shown in FIG. 4, if the value of the transaction time data is "4th quarter of 2023," the period from October 1, 2023 to January 31, 2024 may be determined as the search period.

[0048] In this embodiment, the real estate transaction estimation unit 34 estimates, for example, land included in real estate whose transaction price is indicated in the target real estate transaction data.

[0049] Here, for example, the real estate transaction estimation unit 34 extracts at least one piece of registration application information from among the multiple pieces of registration application information stored in the registration application information storage unit 20, which relates to a registration application for a condominium, in which a character string including a location character string indicated by the location data included in the target real estate transaction data is indicated as the location character string, the purpose of registration is ownership transfer sale and purchase, and the date of receipt is within the search period determined by the search period determination unit 32.

[0050] Hereinafter, the condition that the application is for the registration of a condominium will be referred to as the first condition, the condition that the location string contains a location string indicated by the location data included in the target real estate transaction data will be referred to as the second condition, the condition that the purpose of registration is a sale and purchase of ownership transfer will be referred to as the third condition, and the condition that the date of receipt is within the search period determined by the search period determination unit 32 will be referred to as the fourth condition. In other words, the real estate transaction estimation unit 34 will extract at least one registration application information that satisfies all of the first, second, third, and fourth conditions.

[0051] The first condition corresponds to, for example, a condition that the value of the use data included in the registration application information data is "ward building."

[0052] The second condition corresponds to, for example, a condition that the location string indicated by the location data included in the target real estate transaction data contains a forward match in a string obtained by combining prefecture name data, city / ward / town / village name data, oaza / town name data, za / chome data, and land / house number data included in the property identification data included in the registration application information data.

[0053] The third condition corresponds to, for example, a condition that the value of the registration object data included in the registration application information data is "ownership transfer sale."

[0054] Regarding the fourth condition, the transaction time indicated by the transaction time data included in the real estate transaction data is expressed in quarters based on the "sales contract date" declared in the questionnaire or the "registration cause date (i.e., the date of ownership transfer)" recorded in the registry. Here, the "sales contract date" and the "registration cause date" often coincide, but in cases where there is a special agreement that ownership transfer occurs on the date of payment, the "sales contract date" often differs from the "registration cause date" (the registration cause date is later). Furthermore, the "registration application date (date of receipt)" is usually the same as or later than the "registration cause date." For this reason, in this embodiment, the search period determined by the search period determination unit 32 is a period that adds a certain buffer period to the transaction time indicated by the transaction time data.

[0055] In theory, an application for registration of a purchase and sale cannot be made before the "sales contract date" or the "registration cause date," so the transaction date indicated by the transaction date data will be the same as or earlier than the "registration application date." Therefore, in this embodiment, there is little need to set a buffer period before the transaction date. However, considering that the real estate transaction data is based on a questionnaire and the correct transaction date is not always declared, the search period in this embodiment may be set as a buffer period before the transaction date indicated by the transaction date data.

[0056] The real estate transaction estimation unit 34 then estimates that the condominium that is the subject of the registration application indicated by the registration application information extracted as described above is the condominium whose transaction price is indicated in the target real estate transaction data. If there is only one piece of registration application information extracted by the real estate transaction estimation unit 34, the condominium whose transaction price is indicated in the target real estate transaction data acquired by the real estate transaction data acquisition unit 30 will be estimated.

[0057] It is possible that there may be multiple pieces of registration application information that satisfy the above-mentioned conditions 1, 2, 3, and 4. In light of this, the additional processing described below may be performed to improve the estimation accuracy of the condominium whose transaction price is indicated in the target real estate transaction data.

[0058] Here, for example, the real estate transaction estimation unit 34 associates a score with an initial value of 0 with each of at least one piece of registration application information that satisfies the first, second, third, and fourth conditions described above. Hereinafter, registration application information that satisfies the first, second, third, and fourth conditions described above will be referred to as candidate registration application information. Then, after performing the additional processing described below, a condominium whose transaction price is indicated in the target real estate transaction data may be estimated based on the score associated with each piece of candidate registration application information. For example, after performing the additional processing described below, the condominium that is the subject of the registration application indicated by the candidate registration application information associated with the highest score may be estimated to be the condominium whose transaction price is indicated in the target real estate transaction data.

[0059] For example, the transaction real estate estimation unit 34 may identify, for each of at least one candidate registration application information, the building number of the condominium that is the subject of the registration application indicated by the candidate registration application information.The transaction real estate estimation unit 34 may then identify attributes of the condominium identified by the building number identified in this way.For example, the transaction real estate estimation unit 34 may identify the construction date of the condominium based on the building number identified in this way.

[0060] The transaction real estate estimation unit 34 may then estimate the condominium whose transaction price is indicated in the transaction real estate data, further based on the relationship between the construction year indicated by the construction year data included in the target transaction real estate data and the construction period identified in this manner.

[0061] For example, registration application information data in which the value of the use data is ward building, the house number identified as described above is indicated in the property identification data, and the value of the registration purpose data is a title may be identified from among the multiple registration application information data stored in the registration application information storage unit 20. Then, the real estate transaction estimation unit 34 may identify the acceptance date of the registration application information (the value of the acceptance date data included in the registration application information data related to the registration application information) as the construction date of the condominium identified by the identified house number.

[0062] Alternatively, for example, the real estate transaction estimation unit 34 may specify the date of new construction indicated in the registration information of the condominium identified by the specified house number as the construction period of the condominium. For example, the real estate transaction estimation unit 34 may specify the date located to the left of the string "new construction" in the cause and date [registration date] data of the condominium registration information data (March 15, 2007 in the example of FIG. 3) as the construction period of the building. Alternatively, the real estate transaction estimation unit 34 may specify the date located in parentheses below the string "new construction" in the cause and date [registration date] data of the building registration information data (March 17, 2007 in the example of FIG. 3) as the construction period of the building.

[0063] If the construction date thus identified is a date included in the year indicated by the construction year data included in the target real estate transaction data, or a date included in January of the year following that year, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. If not, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0064] In addition, the condominium unit whose transaction price is indicated in the target real estate transaction data may be estimated by focusing on attributes other than the construction date.

[0065] For example, the real estate transaction estimation unit 34 may identify attributes of the condominium (attributes other than the construction date) based on the registration information of the condominium identified by the house number identified as described above.

[0066] Then, the transaction real estate estimation unit 34 may estimate the condominium whose transaction price is indicated in the target transaction real estate data based further on the relationship between the attributes of the identified condominium and the attributes of the condominium indicated by the condominium attribute data included in the target transaction real estate data.

[0067] For example, if the difference between the floor area of ​​the building indicated in the registration information of the condominium that is the subject of the registration application indicated by the candidate registration application information (i.e., the value indicated in the floor area data included in the registration information data) and the value of the area data included in the target real estate transaction data is equal to or less than a predetermined value, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. If this is not the case, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0068] Furthermore, for example, if the similarity or approximation between the character string indicating the structure of the condominium that is the subject of the registration application indicated by the candidate registration application information (i.e., the value of the structure data included in the registration information data) and the character string indicated by the structure data included in the target real estate transaction data is equal to or greater than a predetermined value, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. Otherwise, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0069] Furthermore, for example, if the similarity or approximation between the character string indicating the type of condominium that is the subject of the registration application indicated by the candidate registration application information (i.e., the value of the type data included in the registration information data) and the character string indicated by the use data included in the target real estate transaction data is equal to or greater than a predetermined value, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. Otherwise, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0070] Here, the method for specifying the similarity or approximation between character strings is not particularly limited, and the similarity or approximation may be specified using a known method.

[0071] Furthermore, the transaction real estate estimation unit 34 may specify, for each of at least one piece of candidate registration application information, a land use plan for the land on which the condominium that is the subject of the registration application indicated by the said registration application information is to be built. Here, for example, by using an API of a service that responds with a street address number from a house number, provided by the Civil Law Association Registration Information Providing Service, it is possible to specify the land number of the land on which the condominium that is the subject of the registration application indicated by the said candidate registration application information is to be built.

[0072] Then, the transaction real estate estimation unit 34 may identify land polygon data indicating the position and shape of the land identified by the specified land number from among multiple land polygon data included in the map data stored in the map data storage unit 22.

[0073] Then, the transaction real estate estimation unit 34 may identify a land use plan (e.g., type of zoning, building coverage ratio, and floor area ratio) for the land at the location indicated by the identified land polygon data based on the land use plan data stored in the land use plan data storage unit 26.

[0074] The transaction real estate estimation unit 34 may then estimate the land included in the real estate whose transaction price is indicated in the target transaction real estate data, further based on the relationship between the land use plan identified in this manner and the land use plan indicated by the land use plan data included in the target transaction real estate data.

[0075] For example, if the zoning type of the land on which the condominium that is the subject of the registration application indicated by the candidate registration application information is built is the same as the zoning type indicated by the urban planning data included in the target real estate transaction data, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. If this is not the case, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0076] Furthermore, for example, if the building coverage ratio of the land on which the condominium that is the subject of the registration application indicated by the candidate registration application information is built is the same as the building coverage ratio indicated by the building coverage ratio data included in the target real estate transaction data, the transaction real estate estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. If this is not the case, the transaction real estate estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0077] Furthermore, for example, if the floor area ratio of the land on which the condominium that is the subject of the registration application indicated by the candidate registration application information is built is the same as the floor area ratio indicated by the building coverage ratio data included in the target real estate transaction data, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. If this is not the case, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0078] Furthermore, the transaction real estate estimation unit 34 may identify, for each of at least one candidate registration application information, the nearest station to the real estate that is the subject of the registration application indicated by the candidate registration application information. Here, for example, the transaction real estate estimation unit 34 may identify, based on map data, the location and shape of the land on which the condominium that is the subject of the registration application indicated by the candidate registration application information is built. Then, the transaction real estate estimation unit 34 may use the Directions API or Distance Matrix API of the Google Maps (registered trademark) API to identify the nearest station to the land, the route, distance, and walking time from the land to the nearest station.

[0079] The transaction real estate estimation unit 34 may then estimate the condominium whose transaction price is indicated in the target transaction real estate data, further based on the relationship between the nearest station indicated by the nearest station data included in the target transaction real estate data and the nearest station identified in this manner.

[0080] For example, if the name of the nearest station to the land on which the condominium that is the subject of the registration application indicated by the candidate registration application information is built is the same as the name indicated by the nearest station name data included in the target real estate transaction data, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. If this is not the case, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0081] Furthermore, for example, if the difference between the walking time from the land on which the condominium that is the subject of the registration application indicated in the candidate registration application information is built to the nearest station and the value of the nearest station distance data included in the target real estate transaction data is equal to or less than a predetermined value, the real estate transaction estimation unit 34 may add a predetermined value to the score associated with the candidate registration application information. If this is not the case, the real estate transaction estimation unit 34 may decrease the score associated with the candidate registration application information by a predetermined value.

[0082] In this embodiment, it is not necessary to perform all of the additional processes described above.

[0083] Furthermore, the value added to or subtracted from the score associated with the candidate registration application information may be the same in all processes, or may differ depending on the process.

[0084] An example of the flow of processing performed in the real estate transaction estimation system 10 according to this embodiment will be described below with reference to the flow diagram shown in FIG.

[0085] First, the transaction real estate data acquisition unit 30 acquires transaction real estate data (S101).

[0086] Then, the search period determination unit 32 determines a search period based on the real estate transaction data acquired in the process shown in S101 (S102).

[0087] Then, the transaction real estate estimation unit 34 estimates the registration application information related to the registration application for the condominium whose transaction price is indicated in the transaction real estate data acquired in the process shown in S101 (S103), and the process shown in this processing example is terminated.

[0088] As described above, according to this embodiment, it is possible to estimate which real estate transaction price the real estate transaction price data managed in the real estate information library indicates.

[0089] The present invention is not limited to the above-described embodiment.

[0090] Furthermore, the specific character strings and numerical values ​​described above, as well as the specific character strings in the drawings, are merely examples. It is not limited to these character strings and numbers. [Explanation of symbols]

[0091] 10 Real estate transaction estimation system, 20 Registration application information storage unit, 22 Map data storage unit, 24 Registration information storage unit, 26 Land use plan data storage unit, 28 Real estate transaction data storage unit, 30 Real estate transaction data acquisition unit, 32 Search period determination unit, 34 Real estate transaction estimation unit.

Claims

1. a registration application information storage means for storing a plurality of pieces of registration application information; a real estate transaction data acquisition means for acquiring transaction data associated with the condominium that has been transacted, the transaction data including transaction price data indicating the transaction price of the condominium, location data indicating a location string common to multiple properties including the condominium, and transaction time data indicating the transaction time of the condominium; a search period determination means for determining a search period that is a period including the transaction period indicated by the transaction period data based on the transaction period data in accordance with a given criterion; an estimation means for estimating that the condominium that is the subject of the registration application indicated by the registration application information, which is extracted from the plurality of registration application information and relates to a condominium registration application, and which indicates as its location a character string including a location character string indicated by the location data, and whose registration purpose is a sale and purchase of ownership transfer, and whose acceptance date is within the search period, is the condominium whose transaction price is indicated in the real estate transaction data; Transaction real estate estimation system including.

2. The transaction real estate data includes unit building attribute data indicating attributes of the unit building associated with the transaction real estate data, The method further includes a united building attribute specification means for specifying the attributes of a united building identified by the house number indicated in the registration application information, the estimation means estimates the condominium whose transaction price is indicated in the real estate transaction data, further based on the relationship between the identified condominium attribute and the condominium attribute indicated in the condominium attribute data; The real estate transaction estimation system according to claim 1.

3. The unit building attribute data included in the real estate transaction data includes construction year data indicating the construction year of the unit building associated with the real estate transaction data, The unit attribute specification means specifies the construction date of the unit identified by the house number based on the house number indicated in the registration application information, The estimation means estimates the condominium whose transaction price is indicated in the real estate transaction data, further based on the relationship between the identified construction date and the construction year indicated by the construction year data included in the real estate transaction data. The real estate transaction estimation system according to claim 2.

4. The unit attribute specification means specifies the date of receipt of the registration application information indicating the title registration of the unit identified by the house number indicated in the registration application information as the construction date of the unit. The real estate transaction estimation system according to claim 3.

5. the united building attribute specification means specifies the date of new construction indicated in the registration information of the united building identified by the house number indicated in the registration application information as the construction date of the united building; The real estate transaction estimation system according to claim 3.

6. The unit attribute identification means identifies the attribute of the unit based on registration information of the unit identified by the house number indicated in the registration application information. The real estate transaction estimation system according to claim 2.

7. The real estate transaction data includes land use plan data indicating a land use plan for a land on which a condominium building associated with the real estate transaction data is to be built, The method further includes a land use plan specification means for specifying a land use plan for the land on which the condominium unit that is the subject of the registration application indicated by the registration application information is to be built, The estimation means estimates a condominium whose transaction price is indicated in the real estate transaction data, further based on a relationship between the identified land use plan and the land use plan indicated by the land use plan data. The real estate transaction estimation system according to claim 1.

8. The transaction real estate data includes nearest station data indicating the nearest station to the condominium associated with the transaction real estate data, The method further includes a nearest station identification means for identifying the nearest station to the condominium that is the subject of the registration application information indicated by the registration application information, The estimation means estimates a condominium whose transaction price is indicated in the real estate transaction data, further based on the relationship between the specified nearest station and the nearest station indicated in the nearest station data. The real estate transaction estimation system according to claim 1.

9. a step in which a transaction real estate data acquisition means acquires transaction real estate data associated with the transacted condominium, the transaction real estate data including transaction price data indicating the transaction price of the condominium, location data indicating a location character string common to a plurality of real estate including the condominium, and transaction time data indicating the transaction time of the condominium; a step in which a search period determination means determines a search period based on the transaction time data in accordance with a given criterion, the search period being a period including the transaction time indicated by the transaction time data; a step in which the estimation means estimates that the condominium that is the subject of the registration application indicated by the registration application information, which is extracted from a plurality of registration application information and relates to a condominium registration application, in which a character string including a location character string indicated by the location data is indicated as a location character string, the purpose of registration is ownership transfer sale, and the date of receipt is within the search period, is the condominium whose transaction price is indicated in the real estate transaction data; A method for estimating real estate transactions, including:

10. A step of acquiring transaction real estate data associated with the condominium that has been transacted, the transaction real estate data including transaction price data indicating the transaction price of the condominium, location data indicating a location character string common to multiple properties including the condominium, and transaction time data indicating the transaction time of the condominium; determining a search period based on the transaction time data in accordance with a given criterion, the search period being a period including the transaction time indicated by the transaction time data; a step of estimating that the condominium that is the subject of the registration application indicated by the registration application information, which is extracted from a plurality of registration application information and relates to a registration application for a condominium, in which a character string including a location character string indicated by the location data is indicated as a location character string, the purpose of registration is a transfer of ownership sale, and the date of receipt is within the search period, is the condominium whose transaction price is indicated in the real estate transaction data; A program that causes a computer to execute the following.

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